Quick Summary: SDLT 2026
Current stamp duty land tax rates from 1 April 2025, England & Northern Ireland.
SDLT Rate Tables 2026
All current stamp duty rates for England & Northern Ireland, Scotland and Wales.
1. England & Northern Ireland — Standard Residential
| Property Price Band | SDLT Rate | Tax on Band | Notes |
|---|---|---|---|
| Up to £125,000 | 0% | £0 | — |
| £125,001 – £250,000 | 2% | Up to £2,500 | Standard band |
| £250,001 – £925,000 | 5% | Up to £33,750 | Main band |
| £925,001 – £1,500,000 | 10% | Up to £57,500 | Higher band |
| Over £1,500,000 | 12% | — | Highest band |
2. First Time Buyer Relief
| Property Price Band | SDLT Rate | Notes |
|---|---|---|
| Up to £300,000 | 0% | Full relief |
| £300,001 – £500,000 | 5% | Partial relief |
| Over £500,000 | Standard rates apply | No relief — all buyers must be first time buyers |
All buyers in a joint purchase must be first time buyers to qualify. You must never have owned a residential property anywhere in the world.
3. Additional Property / Buy to Let (+5% Surcharge)
| Property Price Band | SDLT Rate (Standard + 5%) |
|---|---|
| Up to £125,000 | 5% |
| £125,001 – £250,000 | 7% |
| £250,001 – £925,000 | 10% |
| £925,001 – £1,500,000 | 15% |
| Over £1,500,000 | 17% |
The 5% surcharge applies to second homes, buy to let, and holiday lets. An exception applies if you are replacing your main residence within 36 months.
4. Scotland — Land and Buildings Transaction Tax (LBTT)
| Property Price Band | LBTT Rate | Notes |
|---|---|---|
| Up to £145,000 | 0% | Nil band |
| £145,001 – £250,000 | 2% | — |
| £250,001 – £325,000 | 5% | — |
| £325,001 – £750,000 | 10% | — |
| Over £750,000 | 12% | — |
| FTB relief (first £175,000) | 0% | First time buyer relief threshold |
LBTT is administered by Revenue Scotland, not HMRC. Check revenueScotland.gov.uk for current rates.
5. Wales — Land Transaction Tax (LTT)
| Property Price Band | LTT Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
LTT is administered by the Welsh Revenue Authority. Check gov.wales/land-transaction-tax for current rates.
6. Non-Residential & Mixed Use
| Property Price Band | SDLT Rate |
|---|---|
| Up to £150,000 | 0% |
| £150,001 – £250,000 | 2% |
| Over £250,000 | 5% |
SDLT by Purchase Price
How much stamp duty at common property price points — standard, first time buyer, and additional property.
| Purchase Price | Standard Buyer | First Time Buyer | Additional Property |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £750,000 | £27,500 | Std rates apply | £65,000 |
FTB relief does not apply above £500,000 — standard rates apply in full. Additional property figures include the 5% surcharge on all bands.
Worked Examples
Step-by-step SDLT calculations for different buyer types and property prices.
Special Circumstances
Different rules may apply in these situations
🏠 Mixed Use Property
Properties with both commercial and residential elements (e.g. a shop with a flat above) may be treated as non-residential, capping the effective rate at 5%. This can represent a significant saving over standard residential SDLT.
🔧 Uninhabitable Property Relief
If a property is genuinely unfit for use as a dwelling at the time of purchase, reduced non-residential rates may apply. Evidence of the uninhabitable condition is required and HMRC scrutinises these claims closely.
🚫 Multiple Dwellings Relief (Abolished)
Multiple Dwellings Relief was officially abolished on 1 June 2024. If you purchase multiple properties or a home with an annexe, standard residential SDLT now applies across the full transaction value.
🔑 Shared Ownership
You can elect to pay SDLT on the full market value of the property upfront (no further SDLT on future staircasing), or pay on the initial share only and pay further SDLT each time you staircase above 80% ownership.
⚖️ Divorce & Separation Transfers
Property transfers between spouses or civil partners as part of a divorce or separation are usually exempt from SDLT, even if a mortgage is taken on. The transfer must be in accordance with a court order or formal agreement.
📰 Inherited Property
Inheriting a property is generally exempt from SDLT. However, if you take on a mortgage attached to the inherited property, SDLT may apply on the value of the debt assumed. Seek legal advice for complex estates.
When Does SDLT Apply?
Key rules and transaction types that affect your SDLT liability
📄 Freehold vs Leasehold
SDLT applies to the purchase premium for both freehold and leasehold properties. For new leases, SDLT may also be charged on the net present value of the rent over the lease term, in addition to any purchase premium paid.
🏛️ New Build Additional Charges
Some new build developers offer to pay SDLT on your behalf as a sales incentive. Always check your contract carefully — if the developer pays, it can be treated as a discount on the purchase price and affect your mortgage valuation.
🏢 Commercial Property
Non-residential and mixed-use property uses different SDLT rate bands (0%, 2%, 5%). Linked transaction rules also apply — buying multiple commercial properties from the same seller may be treated as a single transaction.
🌎 Overseas Buyers Surcharge
Non-UK resident buyers pay an additional 2% surcharge on top of all standard SDLT rates — including on top of the 5% additional property surcharge if applicable. This has applied since April 2021 regardless of UK residency history.
Key SDLT Dates
Important dates in the history of stamp duty thresholds and filing deadlines.
23 September 2022
Temporary relief raised nil-rate threshold to £250,000. First time buyer relief raised to £425,000.
31 March 2025
Temporary relief ended. Thresholds returned to pre-2022 levels from the following day.
1 April 2025 — Current
Nil-rate threshold returned to £125,000. FTB relief nil-rate band set at £300,000. These are the rates in force now.
Always — 14-day filing deadline
SDLT return must be filed and any tax paid within 14 days of completion. Automatic penalties apply for late filing.
Common Property Purchase Mistakes to Avoid
1. Not budgeting for stamp duty upfront. Many buyers focus solely on the deposit and mortgage payments, forgetting that SDLT can add thousands of pounds to their costs. On a £350,000 home, a standard buyer owes £7,500 in stamp duty alone.
2. Assuming first time buyer relief applies automatically. Relief is not applied unless you actively claim it. If even one joint buyer has previously owned property anywhere in the world, the relief is lost for the entire purchase.
3. Ignoring additional purchase costs beyond SDLT. Solicitor fees, survey costs, mortgage arrangement fees, and removal expenses can add £3,000–£5,000 or more. Always calculate the full cost of moving, not just the property price.
4. Confusing exchange and completion dates. SDLT is calculated on the completion date, not exchange. If you exchange before 1 April but complete after, the new rates apply. This catches buyers off guard when thresholds change.
5. Overlooking the 14-day filing deadline. Your SDLT return must be filed and tax paid within 14 days of completion. Late filing triggers automatic penalties from HMRC starting at £100, even if no tax is owed.
5 Steps to Calculate Your Property Costs
- Establish your total budget. Add up your deposit, mortgage amount, and all buying costs. Use our calculator to find the exact SDLT figure so there are no surprises on completion day.
- Check your buyer category. Determine whether you are a first time buyer, standard buyer, or additional property purchaser. Each category has different SDLT rates and thresholds that significantly affect total costs.
- Calculate stamp duty for your price range. SDLT is charged in bands, not as a flat rate. For example, on a £400,000 standard purchase: £0 on the first £125,000, £2,500 on the next £125,000, and £7,500 on the remaining £150,000 — totalling £10,000.
- Add solicitor, survey and mortgage fees. Conveyancing typically costs £1,000–£2,000, a homebuyer survey £400–£700, and mortgage arrangement fees £0–£2,000. Factor in all of these when comparing properties.
- Review your total outlay before making an offer. Combine the property price, SDLT, and all fees into one figure. This gives you a realistic picture of affordability and prevents financial strain after moving in.
Property Tax Thresholds Across the UK
| Detail | England & NI (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Tax name | Stamp Duty Land Tax | Land & Buildings Transaction Tax | Land Transaction Tax |
| Nil-rate threshold | £125,000 | £145,000 | £225,000 |
| First time buyer nil-rate | £300,000 | £175,000 | No specific FTB relief |
| Additional property surcharge | +5% on all bands | +6% on all bands | +4% on all bands |
| Non-resident surcharge | +2% | No surcharge | No surcharge |
| Filing deadline | 14 days | 30 days | 30 days |
Pro Tips for Reducing Your Property Costs
Solicitors recommend: Always request a full breakdown of costs before instructing a conveyancer. Fixed-fee conveyancing can save £500–£1,000 compared to hourly-rate firms, and prevents unexpected charges at completion.
HMRC rules: Multiple Dwellings Relief was abolished on 1 June 2024. Buyers purchasing properties with annexes or multiple units must now budget for standard residential rates on the entire purchase price.
Tax advisors suggest: Timing your purchase strategically can yield significant savings. If you are close to a rate band boundary, negotiating the price down by even £1,000 could drop you into a lower SDLT bracket and save substantially more.
Property experts advise: Consider the total cost of ownership, not just purchase costs. Energy efficiency, council tax band, and potential maintenance expenses can outweigh any stamp duty savings over a five-year period.
Potential Savings: Real Examples
Scenario 1: First Time Buyer at £295,000
Without FTB relief: SDLT = £0 on first £125,000 + £2,500 on next £125,000 + £2,250 on remaining £45,000 = £4,750
With FTB relief: Entire £295,000 is within the £300,000 nil-rate band = £0
Saving: £4,750
Scenario 2: Negotiating £260,000 Down to £250,000
At £260,000: £0 on first £125,000 + £2,500 on next £125,000 + £500 on remaining £10,000 = £3,000
At £250,000: £0 on first £125,000 + £2,500 on next £125,000 = £2,500
Saving: £500 in SDLT plus £10,000 off the purchase price
Scenario 3: Reclaiming the 5% Surcharge After Selling
Buying a £400,000 second home (before selling old one): Standard SDLT £10,000 + 5% surcharge £20,000 = £30,000
After selling previous home within 36 months: Reclaim the £20,000 surcharge from HMRC = £10,000 total
Saving: £20,000 refund from HMRC
Frequently Asked Questions
Common questions about stamp duty land tax, reliefs and filing.
Free Property Tax Calculators
All tools are free to use and cover every stage of the property buying process.
Stamp Duty by Property Value
Dedicated band-by-band SDLT calculators for common UK property purchase prices.
Official Resources
Authoritative government sources for stamp duty land tax guidance.
Stamp Duty Land Tax Guide
Official HMRC guide to SDLT rates, reliefs and filing
SDLT Calculator
Official HMRC calculator for SDLT estimates
LBTT Rates & Guidance
Land and Buildings Transaction Tax for Scotland
Land Transaction Tax
LTT rates and guidance for Wales
HM Land Registry
Property ownership records & registration